Detached house in Formentera
Detached house in Formentera — image 2Detached house in Formentera — image 3Detached house in Formentera — image 4Detached house in Formentera — image 5
Grade Avillamid-range

Detached house in Formentera

Formentera · Formentera · Illes Balears

€1.5M

Asking Price (EUR)

STR Restriction Warning

Balearics ETV moratorium: new short-term-rental licences are frozen. An existing, transferable ETV is required to operate legally — verify the licence and its transferability with the agency.

5.2%

Net Yield (after tax, all-in)

indicative range 4.6–5.9%

5.2%

Managed ROI (after tax)

11.8%

Gross Yield

48%

Occupancy

Net yield is after Spain's non-resident rental income tax (modelled at the non-EU 24% rate on net profit; EU/EEA residents pay 19%) and assumes deductible STR expenses — standard for EU/EEA owners and, per recent rulings, available to non-EU owners; confirm with a Spanish tax adviser. Holiday lets don't qualify for the 60% long-term-rental reduction.

Projected Gross Revenue: €199,611/yr
Average Daily Rate: €1233
+15.0% vs area baselineMediterranean-traditional style (+5%), Has pool (0%), Has countryside (+10%)
Net Yield (after tax): 5.2%
Payback Period: 19.1 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 76.5 / 100
Comparable Properties: 5
Data Confidence: 74%
Search Radius: 3 km

True Investment Cost

Spanish transfer tax + notary + registry + legal + furnishing & STR launch setup.

€1.7M

+13.0% over asking

Asking price€1.5M
itp€150,000
legal€12,100
furnishing€30,000
notary registry€2,500
All-in investment€1.7M

Estimates use Spain's resale transfer-tax (ITP) schedule by region plus notary, registry and legal fees; furnishing & STR launch covers furniture, appliances, the tourist-licence setup and launch photography. Actual notary & legal vary — budget extra for surveyor, due-diligence and bank-mortgage fees if financing. Working capital (2–3 months operating buffer) not included.

Bedrooms: 17
Bathrooms: 8
Building: 610 m²
Land: 4900 m²
Style: mediterranean-traditional
Condition: good
Year Built: 2015
Energy Certificate: Not indicated
Private Pool
countryside

STR Licence Status Unconfirmed

Short-term-rental licence unconfirmed — verify before purchase. In moratorium regions (Balearics ETV, Canaries VV) only an existing, transferable licence reliably permits Airbnb-style letting.

Design Features

large outdoor parking areacentral fountain featurelong covered outdoor dining/event space

AI Investment Summary

A investment in Formentera (Formentera). Score 76.5/100. Net yield 5.2% after tax | Occupancy 48% | ADR $1233 | No STR licence on record | Pool

Score Breakdown

ROI
18.72
Visual Appeal
12.2
Ownership Security
13
Location
10.8
Land & Space
12
Rental Demand
4.79
Payback Speed
4
STR Suitability
1

Description

In the heart of Formentera, in a natural setting that combines privacy, tranquility, and the authentic Mediterranean lifestyle, lies this exclusive property on a large plot of approximately 4,900m2, ideal both as a private residence and for a high-yield investment. The estate houses a total construction of nearly 600 m

Location

📍 38.7045°, 1.4310°

Formentera, Illes Balears, Spain

Listed by KW CPI Gestión via Idealista.com
17-bedroom freehold villa in Formentera — photo 1 of 5
Idealista.com
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17-bedroom freehold villa in Formentera — photo 2 of 5
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17-bedroom freehold villa in Formentera — photo 3 of 5
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17-bedroom freehold villa in Formentera — photo 4 of 5
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17-bedroom freehold villa in Formentera — photo 5 of 5
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Detached house in Formentera

Formentera · Balearic Islands · Ref BF-1650Source · Idealista.com · listed 17 Jun 2026
Asking price
$1,706,873
Bedrooms
17
Bathrooms
8
Built area
610 m²
Land
4900 m²
Brixfox Score 77 · A
Modelled from Airbnb listings we track across Formentera — live calendar data. Projections are estimates, not financial advice.

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What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Formentera

Balearic Islands, Approximate area

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STR Restriction Warning

Balearics ETV moratorium: new short-term-rental licences are frozen. An existing, transferable ETV is required to operate legally — verify the licence and its transferability with the agency.

After-tax basis: net yield is after Spain's non-resident rental income tax, modelled at the non-EU 24% rate on net profit (EU/EEA residents pay 19%). Assumes deductible STR expenses — standard for EU/EEA owners and, per recent rulings, available to non-EU owners; confirm with a Spanish tax adviser. Holiday lets don't qualify for the 60% long-term-rental reduction.

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$1,403/night
50% ($701)Brixfox estimate($1,403/night)200% ($2,806)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$127,199
Likely range $76,319 – $178,078
Airbnb data$1,403/night · 48% occupancy
Rental income
$1,403/night · 48% occ.
$227,140
Running costs (20%)
Utilities, cleaning, maintenance
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Income tax (24%)
Non-EU IRNR on gross rent
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Net income
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Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Formentera.

$11.7M$8.8M$5.9M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
Capital appreciation
Property value growing at +4%/yr based on Formentera market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$593K
Total Position
$2.4M
+61%
10.0%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$1.3M
Total Position
$3.5M
+133%
8.8%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$3.0M
Total Position
$6.3M
+319%
7.4%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$5.3M
Total Position
$10.2M
+579%
6.6%/yr

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Villa Scorecard

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Spain may impact actual yields.